A company is considering relocating a sales office to a better location. The cost to close the old office and open the new office is $81,000. The new office is projected to generate net cash flow of $58,000 annually over the next 8 years compared to $40,000 in annual cash flow over the same period at the old location. The companys cost of capital is 10%. What is the projects Net Present Value (NPV), payback period in number of years, and the internal Rate of Return?